In all areas of special flood hazards the following standards are required:
A. 
Anchoring.
1. 
All new construction and substantial improvements shall be anchored to prevent flotation, collapse or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy.
2. 
All manufactured homes shall meet the anchoring standards of Section 8.11.540.
B. 
Construction Materials and Methods.
1. 
All new construction and substantial improvements shall be constructed with materials and utility equipment resistant to flood damage.
2. 
All new construction and substantial improvements shall be constructed using methods and practices that minimize flood damage.
3. 
All new construction and substantial improvements shall be constructed with electrical, heating, ventilation, plumbing and air conditioning equipment and other service facilities that are designed and/or located so as to prevent water from entering or accumulating within the components during conditions of flooding.
4. 
Within Zone AH or AO, adequate drainage paths shall be required around structures on slopes to guide floodwaters around and away from proposed structures.
C. 
Elevation and Floodproofing.
1. 
New construction and substantial improvement of any structure shall have the lowest floor, including basement, elevated to or above the base flood elevation. Nonresidential structures may meet the standards in subsection (C)(3). Upon the completion of the structure the elevation of the lowest floor including basement shall be certified by a registered professional engineer or surveyor, or verified by the City Building Inspector to be properly elevated. Such certification or verification shall be provided to the Floodplain Administrator.
2. 
New construction and substantial improvement of a structure in Zone AO shall have the lowest floor, including basement, elevated above the highest adjacent grade at least as high as the depth number specified in feet on the FIRM, or at least two feet if no depth number is specified. Nonresidential structures may meet the standards in subsection (C)(3). Upon the completion of the structure the elevation of the lowest floor including basement shall be certified by a registered professional engineer or surveyor, or verified by the City building inspector to be properly elevated. Such certification or verification shall be provided to the Floodplain Administrator.
3. 
Nonresidential construction shall either be elevated in conformance with subsection (C)(1) or (C)(2) or together with attendant utility and sanitary facilities:
a. 
Be floodproofed so that below the base flood level the structure is watertight with walls substantially impermeable to the passage of water;
b. 
Have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; and
c. 
Be certified by a registered professional engineer or architect that the standards of this subsection are satisfied. Such certifications shall be provided to the Floodplain Administrator.
4. 
Fully enclosed areas below the lowest floor that are subject to flooding shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a registered professional engineer or architect or meet or exceed the following minimum criteria:
a. 
Either a minimum of two openings, having a total net area of not less than one square inch, for every square foot of enclosed area subject to flooding shall be provided. The bottom of all openings shall be no higher than one foot above grade. Openings may be equipped with screens, louvers, valves, or other coverings or devices provided that they permit the automatic entry and exit of floodwaters; or
b. 
Be certified to comply with a floodproofing standard adopted by the City and approved by the Federal Insurance Administration.
5. 
Manufactured homes shall also meet the standards in Section 8.11.540.
(Ord. 97-21 § 1, 1997)
A. 
All new and replacement water supply and sanitary sewage systems shall be designed to minimize or eliminate infiltration of floodwaters into the system and discharge from systems into floodwaters.
B. 
On-site waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding.
(Ord. 97-21 § 1, 1997)
A. 
All preliminary subdivision proposals shall identify the flood hazard area and the base flood elevation.
B. 
All final subdivision plans will provide the elevation of proposed structure(s) and pads. If the site is filled above the base flood, the final pad elevation shall be certified by a registered professional engineer or surveyor and provided to the Floodplain Administrator.
C. 
All subdivision proposals shall be consistent with the need to minimize flood damage.
D. 
All subdivisions shall provide adequate drainage to reduce exposure to flood hazards.
(Ord. 97-21 § 1, 1997)
All new and replacement manufactured homes and additions to manufactured homes shall:
A. 
Be elevated so that the lowest floor is at or above the base flood elevation; and
B. 
Be securely anchored to a permanent foundation system to resist flotation, collapse or lateral movement.
(Ord. 97-21 § 1, 1997)
Lands which are located within areas of special flood hazard established in Section 8.11.320 are areas designated as floodways. Since the floodway is an extremely hazardous area due to the velocity of floodwaters which carry debris, potential projectiles and erosion potential, the following provisions apply:
A. 
Encroachments, including fill, new construction, substantial improvements, and other development are prohibited unless certification by a registered professional engineer or architect is provided demonstrating that the encroachments will not result in any increase in flood levels during the occurrence of the base flood discharge.
B. 
If subsection A is satisfied, all new construction and substantial improvements shall comply with all other applicable flood hazard reduction provisions of Article 5.
(Ord. 97-21 § 1, 1997)
A. 
The Floodplain Administrator shall review permits for proposed construction or other development to determine if it is proposed within a mudslide or mud flow area.
B. 
Permits shall be reviewed to determine that the proposed development is reasonably safe from mudslide hazards. Factors to be considered in making this determination include, but are not limited to:
1. 
The type and quality of soils;
2. 
Evidence of groundwater or surface water problems;
3. 
The depth and quality of any fill;
4. 
The overall slope of the site; and
5. 
The weight that any proposed development will impose on the slope.
C. 
Within areas which have mudslide hazards, the following requirements apply:
1. 
A site investigation and further review shall be made by persons qualified in geology and soils engineering;
2. 
The proposed grading, excavation, new construction and substantial improvements shall be adequately designed and protected against mudslide damages;
3. 
The proposed grading, excavations, new construction and substantial improvements do not aggravate the existing hazard by creating either on-site or off-site disturbances; and
4. 
Drainage, planting, watering and maintenance shall not endanger slope stability.
D. 
The City shall adopt a drainage ordinance governing lands within Zone M on the Flood Insurance Rate Map which at least complies with the standards of Sections 7001 through 7006 and Sections 7008 through 7015 of the most recent amendment of the 1973 Uniform Building Code including:
1. 
The location of foundation and utility systems of new construction and substantial improvements;
2. 
The location, drainage and maintenance of all excavations, cuts and fills and planted slopes;
3. 
Protective measures including, but not limited to, retaining walls, buttress fills, side drains, divider terraces, benchings, etc.; and
4. 
Engineering drawings and specifications to be submitted for all corrective measures, accompanied by supporting soils engineering and geology reports.
(Ord. 97-21 § 1, 1997)
A. 
The Floodplain Administrator shall require permits for proposed construction and other development within all flood-related erosion prone areas as known to the City.
B. 
Such permits shall be reviewed to determine whether the proposed site alterations and improvements will be reasonably safe from flood-related erosion and will not cause flood-related erosion hazards or otherwise aggravate the existing hazard.
C. 
If a proposed improvement is found to be in the path of flood-related erosion or would increase the erosion hazard, such improvement shall be relocated or adequate protective measures shall be taken to avoid aggravating the existing erosion hazard.
D. 
Within Zone E on the Flood Insurance Rate Map, a setback is required for all new development from any riverfront or other body of water to create a safety buffer consisting of a natural vegetative or contour strip. This buffer shall be designated according to the flood-related erosion hazard and erosion rate, in relation to the anticipated useful life of structures, and depending upon the geologic, hydrologic, topographic and climatic characteristics of the land. The buffer may be used for suitable open space purposes, such as for agricultural, forestry, outdoor recreation and wildlife habitat areas, and for other activities using temporary and portable structures only.
(Ord. 97-21 § 1, 1997)